Complaints

This profile includes complaints for St Abstract LLC's headquarters and its corporate-owned locations. To view all corporate locations, see Find Local Branches.

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  St Abstract LLC

  2250 Terwood Dr Huntingdon Vy, PA 19006-6001

• 

  St Abstract LLC

  1458 County Line Rd Ste H Huntingdon Valley, PA 19006-1811

• 

  St Abstract LLC

  677 W DeKalb Pike Ste 200 Suite 200 King of Prussia, PA 19406-3003

The complaint text that is displayed might not represent all complaints filed with BBB. Some consumers may elect to not publish the details of their complaints, some complaints may not meet BBB's standards for publication, or BBB may display a portion of complaints when a high volume is received for a particular business.

• Initial Complaint

  Date:08/27/2025

  Type:Product Issues
  Status:

  UnresolvedMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  Interstate Abstract ************ misaddressed and overnighted our payoff check to the wrong address after our June 30, 2025 closing, causing ******************* to receive the funds six days late and resulting in a $920.19 financial loss. Our attempts to resolve this directly with the title agency were unsuccessful, as they refused to cooperate or reimburse us for their mistake.

  Business Response

  Date: 08/28/2025

  We attach the mortgage payoff we from *******************, showing that the to satisfy this loan as of July 7 2025, was $655,188.59. We paid this amount which was received by the bank on 7/7/2025.   As is customary for mortgage payouts to be satisfied by check we always add additional days for processing and receipt by the lender. In this situation, because the payoff date was July 7, 2025 There was no additional per day added to satisfy the loan. We attach a copy of the canceled check Which satisfied the loan in the amount provided in the attached payoff. Interstate abstract was never notified of any side arrangement which the seller had with the bank and therefore, We are unaware Of any discount which was offered to the seller. As you can see from the attached payoff, there was a payoff amount and a due date Which will be paid in accordance with our requirements to satisfy the loan.  We also note that the 4th of July Holiday and weekend needs to be taken into account in the lender receiving the timely payment.  

  ***** J. *****
  Chief Compliance Officer
  Licensed Title Agent
  **************************
  ******************
  ***************************
  Office ************

  Customer Answer

  Date: 08/28/2025

  [To assist us in bringing this matter to a close, you must give us a reason why you are rejecting the response. If no reason is received your complaint will be closed as Answered]
  
  Complaint: 23806234
  
  I am rejecting this response because:

  While Interstate Abstract ************ asserts that the payoff letter showed $655,188.59 due as of July 7, 2025, their response does not address the core issue: they failed in their obligation to overnight the payoff check to the correct address so that it would be received by ******************* on July 1, 2025.
  Key Facts:
  Obligation to Overnight the Check: At closing on June 30, 2025, Interstate Abstract was instructed and agreed to overnight the payoff check to ******************* for next-day delivery. Due to their error in misaddressing the package, the bank did not receive the check until July 7, 2025.
  Refund of Per Diem Interest: This is not a side arrangement. The payoff letter itself was calculated through July 7, 2025, and ******************* confirmed in writing that if the payoff funds had been received on July 1, 2025, a refund of $920.19 in per diem interest would have been credited back to us. This is a standard payoff practice, not an exception.
  Resulting Financial Loss: Because Interstate Abstract failed to properly overnight the payoff check, we lost $920.19 in per diem interest. This is a direct, documented financial harm that we would not have incurred if the payoff had been delivered on July 1, 2025 as intended.
  Irrelevance of Holidays: The July 4 holiday and weekend are irrelevant. Had the payoff check been overnighted correctly on June 30, 2025, it would have arrived July 1, 2025 several days before the holiday.
  Interstate Abstracts attempt to frame this as compliance with the July 7 payoff letter ignores the fact that their mailing error directly caused the late delivery and eliminated our refund. We respectfully maintain that reimbursement of $920.19 is due.
  
  
  Regards,
  
  ****** ******
  
  
  
  
  
  
  
  

  
  

  Business Response

  Date: 08/28/2025

  Interstate abstract has a reasonable period of time in order to pay off a mortgage or loan. This is the reason why loan payouts contain per diems and we provide usually one week from closing to confirm the loan is paid off. The customer's insistence that they had a side deal with the bank regarding early payment is not our issue as we were not aware of any other payment amount other than the payoff we were provided with.  There is never a guarantee regarding a third party delivery of a package.  Customer's complaint that the package was not delivered overnight from settlement is not reasonable as we are permitted a reasonable period to effectuate the payoff of the loan.  In this case it was paid within the time period provided for in the payoff statement.

  Customer Answer

  Date: 08/28/2025

  [To assist us in bringing this matter to a close, you must give us a reason why you are rejecting the response. If no reason is received your complaint will be closed as Answered]
  
   Complaint: 23806234
  
  I am rejecting this response because:

  Interstate Abstracts response misrepresents the facts and avoids responsibility for their own error.
  1. This was not a side deal.  The payoff letter from ******************* was valid through July 7, 2025. ******************* confirmed in writing that if payoff funds were received earlier (for example, on July 1, 2025, as intended), the per diem interest covering July 1July 7 would have been refunded to us. This is standard practice, not an exception.
  2. Failure to Overnight Correctly - At closing on June 30, 2025, Interstate Abstract was obligated to overnight the payoff check to *******************. Instead, due to their own error in addressing the package, the check was not delivered until July 7, 2025. Their duty was not simply to mail the check, but to overnight it to the correct address so the bank could receive it the next day.
  3. Financial Harm is Clear. Had the check been sent correctly, it would have arrived on July 1, 2025, and we would have received a refund of $920.19 in per diem interest. Because of Interstate Abstracts admitted mistake, we lost that refund.
  4. Reasonable Timeframe Argument is Irrelevant. While the loan was paid off by July 7, the issue is not whether the payoff was made by the expiration date on the letter. The issue is that Interstate Abstract failed in its obligation to overnight the payoff check correctly, directly causing a six-day delay and a measurable financial loss.
  This is not about reasonable time it is about a documented failure to fulfill their professional obligation. Interstate Abstracts error directly cost us $920.19, and we respectfully request reimbursement.
  Aattached in the initial BBB complaint is Penn Community Banks written confirmation for BBB review, which clearly shows that a refund would have been issued had the payoff been received on July 1, 2025, as originally intended.
  
  Regards,
  
  ****** ******
  
  
  
  
  
  
  
  

  
  

• Initial Complaint

  Date:04/24/2025

  Type:Product Issues
  Status:

  UnansweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  Return of escrow monies to seller (me) relating to the water bill for property sold on Sept 21, 2023. Several attempts (email and phone calls) were made to resolve with the title company. Not a lot of money, obviously, but it is linked to an estate and needs to be accounted for. Further, I question the practices of this business and will be sure never to use again or recommend. I will share my story, however. Help please. Attached are the settlement sheet and an email detailing escrow and payment, respectively.

• Initial Complaint

  Date:03/07/2025

  Type:Order Issues
  Status:

  UnansweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  ************* Never paid my Gas Bill

• Initial Complaint

  Date:09/19/2024

  Type:Service or Repair Issues
  Status:

  UnresolvedMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  On 11/21/23 I closed on a house at **************** On 2/1/2024 Interstate Abstract filed the deed to this property with the city putting the deed in the name of ****** ****** *** (the executor of the estate of ****** ******-***, who I bought the house from), but naming me as grantee on other pages in the transaction. ***** *****, the **** admitted this was their mistake on 8/26/2024 and promised to have it straightened out for me by 9/9/2024. Since then I have not been able to reach them, I have left many messages and emails and nobody will get back to me. I bought this house almost a year ago and the deed is still not in my name. I have an upcoming appeal hearing for my homestead act tax application and need to submit the corrected deed in order to be taxed accurately.

  Business Response

  Date: 10/01/2024

  We are writing at this time in response to the above complaint.  We are working with our underwriter to resolve the issue as the Complainant filed a Title Claim.  As this matter has now become a Title Claim we are working with claims to have a corrective Deed recorded thereby having title in Complainants name. We reached out to the Seller who is required to sign the corrective deed for recording. In the meantime the insurance policy issued is in full force and effect and Complainants ownership interest are protected.

  Customer Answer

  Date: 10/03/2024

  [To assist us in bringing this matter to a close, you must give us a reason why you are rejecting the response. If no reason is received your complaint will be closed as Answered]
  
   Complaint: 22308166
  
  I am rejecting this response because:

  This is a lie. I am friends with the seller and this company has never reached out to him or notified him of any action needed on his part. 
  
  
  Regards,
  
  ****** ********
  
  
  
  
  
  
  
  

  
  

  Customer Answer

  Date: 10/31/2024

  It is still unresolved. They are trying to make the seller pay for a notary again, we paid them to do this a year ago and they made this mistake.

• Initial Complaint

  Date:09/13/2024

  Type:Sales and Advertising Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  On May 30th- Interstate Abstract in *****************, ** handling the closing of a property that I sold in ************. $5k of my money needed to be held in escrow due to a water meter needing to be changed on the property. The individual involved in settling this issue from the title company had no knowledge about the process involved in finding the accurate amount to be paid. The title company paid an estimated bill to the water department prior to the final bill being issue- I brought this up to the agent and then seeked knowledge from the water department on what the process is. When the final bill was generated- I only owed $200 and a $1500 payment was made. I cannot request a refund because the title company made the payment from my escrow account. The individual helping me was to submit a refund petition, when I sent an email to follow up on the status regarding the return- I received an email that the person no longer works at the company. The person who responded has been very evasive and unwilling to help settle this matter. They essentially gave my money away and wont answer phone calls or emails to do the right thing and help me get my funds returned.

  Business Response

  Date: 10/01/2024

  We are writing in response to the above Complaint.  At the time that the water department payments were made we were unaware that the Complainant had also paid them.  As we had an obligation to pay any outstanding liens regarding water service we paid the amount due when we received this from the water department.  

   

                  Upon learning from the Complainant that duplicate payments were sent to the water department, we prepared and submitted a refund petition with the water department on 8/2/24.  We attach not only the Petition for Refund, but also the submission letter and the acknowledgment, dated 9/27/24 from the Refund Unit that processing will take ***** weeks.

   

  Customer Answer

  Date: 10/01/2024

  I would like it noted that the escrow company is the one that made the payment to the water department, no duplicate payments were made. It was their error and had they not made that error and/or communicated with me- this would not be delayed.
  The ONLY reason the petition for return was submitted at the end of September is because I continuously called to talk to a representative from this company- which took nearly 2 weeks to get a response. I would like this complain to remain open until I actually receive my refund. 

• Initial Complaint

  Date:08/26/2024

  Type:Billing Issues
  Status:

  UnansweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  They have been holding $4,000 in trust to pay estate property tax since the October 2023 sale of my home and refuses to send the payment due to the ********************* causing me to be billed today with $600 in interest for overdue payment. I have called, spoken to, and emailed the Director ***** ******* who has repeatedly ignored my many requests and finally claimed to have sent the payment sending me a bogus tracking link that showed nothing. The ********************* confirms they have received no payment. I have reported the company to a federal agency and the Attorney General and they have ignored the 2 letters they sent asking for a response. This company is disreputable and has stolen $4,000 of my money.

• Initial Complaint

  Date:03/14/2024

  Type:Order Issues
  Status:

  UnansweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  On August 7, 2023 I had sent a payment in the amount of $64,000 via ACH to Interstate Abstract based on verbal agreement and subsequently noted as per the signed real estate sales agreement, date August 10, 2023, for *** ****** ****** Norristown, PA *****. On September 15, 2023; the agreement was terminated due to not being able to secure a mortgage because of the properties zoning issues and cash flow. I have contacted interstate on numerous occasions, and I have not received any support with the return of the funds. My buyer's broker agency was ****** **** and the seller's broker agency was *** ***. *** *** nor the seller signed off on the release of funds even though the agreement termination and the release of funds was submitted. *** *** did not send request for return of the deposit. ****** ****, *** *** or Interstate abstract did not request mediation. ****** **** nor Interstate has been advocating on my behalf. The agreement of sale included a mortgage contingency. It has been longer than 180 days and the funds should have been released as per PA law. The property is now back on the market under ****** **** brokerage agency as of November 2023. Please see attached agreement of sale, sale agreement termination, September 20, 2023 official mortgage denial letter, and email denial thread. The mortgage loan officer at ********** *******, LLC ***** (###-###-####) can also verify that the loan application was completed on August 11, 2023 and that it was denied prior to September 18, 2023 on August 30, 2023. Notice was given by phone call to agent, ****** ******, and applicant, ****** *******, both prior to September 18, 2023 deadline date. Subsequently, agreement termination was completed on September 15, 2023. The official denial letter was generated on August 20, 2023 as per documentation request from buyer.